ROI analysis of apartment in Skyz by Danube: DLD data and real deals — 13.01.2026 #16776 — 13.01.2026

1. Definition of the area and data structure

Actual location: according to the DLD database, SKYZ BY DANUBE is located in Al Barshaa South Third, within the Arjan master project. For 2-bedroom apartments (2BR) there are 1,000+ recorded sales, and for rentals there is a small but statistically valid number of contracts. The Arjan and Al Barshaa South Third areas are the key benchmark for comparison, as all transactions for this development are officially attributed to these territories.

2. Liquidity and transaction frequency

In SKYZ BY DANUBE, the peak number of 2-bedroom transactions occurred in 2022 (64 deals), after which the inflow of contracts declined significantly (5 deals in 2023, 8 in 2024 as of the analysis date). This is typical for new developments after the launch of sales; the secondary market is only just forming. For Arjan, the figures are significantly higher: the market is well established and characterized by several hundred transactions per quarter.

3. Price dynamics per m², analysis by building and by area

Average purchase price per m² (last 12 months):
— In SKYZ BY DANUBE (2BR): 12,495 AED/m² (6 deals over the year)
— In Arjan (2BR): 12,712 AED/m² (707 deals over the year)

Building dynamics:
— In 2022, the average price in the building fluctuated between 9,500 and 10,600 AED/m² by quarter.
— In 2023–2024, the range widened to 10,000–15,000 AED/m², with individual deals above 12,000 AED/m² closer to the current period.
— The number of transactions declined as the building became more fully sold.

Area dynamics:
— Arjan has shown steady growth: from 9,200–9,800 AED/m² in 2022 to 11,400–12,800 AED/m² in 2024–2025.
— The price level in SKYZ BY DANUBE is close to the area’s market average; there is no significant premium or discount.

4. Rental analysis and average monthly rate

Over the last 12 months, SKYZ BY DANUBE has recorded 12 valid rental contracts (all apartment types). There were no 2BR contracts, but for the project as a whole the median can be considered statistically reliable.

Average rent per m² in SKYZ BY DANUBE (all residential units): 1,551 AED/m²/year.
For comparison: in Al Barshaa South Third the average rent across all apartment formats is 931 AED/m²/year (large sample, 11,800+ contracts per year).

Rental dynamics:
— In SKYZ BY DANUBE, quarterly rents remain in the 1,545–1,583 AED/m² range (all active leases fall within the most recent quarters).
— Across the area, rental rates have increased by roughly 40% over 3 years: from 570–610 AED/m² to 800–880 AED/m² by late 2024 – early 2025.
— Thus, apartments in SKYZ BY DANUBE are being rented at a clear premium to the area’s average market rate, reflecting the building’s recent completion, strong demand and solid property management quality.

5. Yield (ROI) and “fair price”

Building-level gross ROI:
— Using the actual annual rental rate in SKYZ BY DANUBE (1,551 AED/m²) and the building’s purchase price (12,495 AED/m²):
ROI_brutto = 1,551 / 12,495 = 12.4% per annum (excluding acquisition costs).

Area-level gross ROI:
— 931 / 12,712 = 7.3% per annum (mass residential stock in the area).

Adjustment for acquisition costs (7% of price). Net yield for the building:
ROI_net ≈ 12.4% / 1.07 ≈ 11.6%

Assessment of “fair price” for a target yield of 7–8%:
— For the building: the fair price range for a 7–8% yield is 1,551 / 0.08 = 19,388 AED/m² (upper bound) and 1,551 / 0.07 = 22,157 AED/m² (lower bound).
The current purchase price in the building (12,495 AED/m²) is significantly below the level at which yield would compress to 7–8% per annum.

— For the area: for 931 AED/m² the range is 11,638–13,300 AED/m², which almost coincides with the current market level in Arjan.

For SKYZ BY DANUBE, the projected yield for a buy-to-let investor still shows a clear premium to the wider market, but it is important to note that the rental dataset for the building is limited, and stepwise adjustments are possible as the market matures.

6. Conclusions and outlook

SKYZ BY DANUBE in Al Barshaa South Third appears to be an attractive asset for an investor or end user: according to the DLD transaction archive, the purchase price is at the area average, while the rental rate is significantly above both the citywide and local averages. This provides strong yield potential of 11–12% on invested capital even after factoring in acquisition costs. Sales liquidity in the building is typical for new developments: after the main sales phase, the number of new deals declines, and future secondary market dynamics will be driven by the saturation of the rental stock and the project’s infrastructure.

For more conservative investors, the fair purchase price range (targeting a 7–8% yield) lies above current transaction levels; this means that SKYZ BY DANUBE is still offering above-market profitability for buyers.

Potential risks: a relatively small rental sample for the building itself, and a gradual convergence of rental yields with the wider area as more comparable projects are delivered in Arjan.

Summary: the current investment appeal of the development for rental purposes is above the average for Arjan. The area is demonstrating stable price growth, demand and rental inflows, but as the project’s uniqueness diminishes, long-term yields may move closer to the area average (7–8% per annum).